A charity which is dedicated to the protection and study of historic buildings says plans to transform office space in Elgin into a three storey townhouse should have been “invalidated” at source.
BG Estates (UK) submitted plans for the empty B-listed early 18th century building at 21-23A High Street in May this year.
21-23A High Street could soon become a townhouse.
Under the proposals, the space could accommodate up to six people living together in one household.
It would include three bedrooms with ensuites on both the first and second floors.
Meanwhile, the ground floor would have accessible toilets, a lounge, dining area and lobby.
However, the Architectural Heritage Society of Scotland (AHSS) has formally objected to the plans.
The charity claims that the survey plans for the proposal are “inadequate” as they do not mention the decorative features which it says are “critical” to the building’s listing as Category B.
A Category B building is generally one of special architectural or historic interest.
The charity’s objection reads: “In our experience many features from a building’s early history will be obscured or simply covered up in subsequent changes of use.
“The absence of that information, along with no heritage report or statement ought to have invalidated the application at source.”
AHSS also claims that too many units have been proposed, adding: “The rather miserable bed-sitting rooms proposed for the first and second floor street fronting spaces make them un-attractive as places to live.
“In our view two good sized bed-sitting rooms with facilities en-suite per floor would be an attractive alternative.”
The objection concludes: “Any losses in decorative features, such as cornicing, and any disruption caused in installing insulation, and good sound proofing with more efficient windows could, and ought to be done replicating any decorative features existing, or fragments remaining.
“The roof space might form another unit.”
Historic Environment Scotland says that it accepts the change of use “in principle” but added that it considers some aspects, such as the changes to openings, new vent openings and internal alterations, could have a “negative impact” on the character of the building.
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